How do I find off-market luxury homes in Los Angeles?

Belmont Brokerage provides exclusive access to off-market luxury properties across Los Angeles, Beverly Hills, Glendale, Burbank, and Pasadena. Our agents leverage private networks and AI-powered market analysis to surface properties before they hit the MLS. Schedule a private showing through our website to explore available inventory.

What neighborhoods does Belmont Brokerage serve in Los Angeles?

Belmont Brokerage serves all of Greater Los Angeles including Beverly Hills, Glendale, Burbank, Pasadena, DTLA, North Hollywood, Studio City, Sherman Oaks, Encino, Woodland Hills, Eagle Rock, Silverlake, Los Feliz, Atwater Village, Highland Park, La Crescenta, Tujunga, and Sun Valley. We specialize in both luxury residential and commercial real estate across these markets.

How do I list my property with Belmont Brokerage?

To list your property with Belmont Brokerage, contact us at (818) 967-6311 or email brokerage@bbandm.com. Our team will provide a complimentary AI-powered Comparative Market Analysis (CMA), professional staging recommendations, and a customized marketing strategy. We list on the MLS and through our exclusive off-market network for maximum exposure.

Does Belmont Brokerage handle commercial real estate?

Yes. Belmont Brokerage handles commercial real estate transactions including office spaces, retail locations, multi-family investments, and mixed-use developments throughout Los Angeles County. Our commercial division provides investment analysis, lease negotiations, and 1031 exchange guidance.

What technology does Belmont Brokerage use for market analysis?

Belmont Brokerage combines California MLS data with internal valuation and offer-strategy workflows, plus compliance-aware document tooling. Agents get data-driven pricing context grounded in active listings and recent market activity.

Is Belmont Brokerage a licensed California real estate brokerage?

Yes. Belmont Brokerage Inc. operates under California Department of Real Estate (DRE) license #02431308. Listings shown from the MLS follow participating board rules, including attribution and IDX display requirements.

How do I search for homes for sale on Belmont?

Use the search bar on bbandm.com to search by city, ZIP code, neighborhood, or address. You can filter by price, beds and baths, property type, and status. Map view updates results as you move the map, and you can save homes you like for later.

15 Baristo — Irvine — 2 Beds • 3 Baths • 1,839 Sq Ft | Belmont Brokerage | Belmont Brokerage

Active

+32 more

$1,898,888

48 DOM

$1,033/sqft2 bd3 ba1,839 sqftHOA ~725/mo

Call

15 Baristo Irvine, CA 92612

3.54acre lot

Views, views, views!! Opportunity knocks to own a beautiful home with both mountain and water view in the heart of Irvine. Rarely available prime location 2 bedroom, 2.5 baths plus an upstairs loft townhome is centrally located in a secluded community of Turtle Rock. Nested in the exclusive gated neighborhood of Turtle Rock Pointe, this unique property is situated above the strawberry farm golf course and the Sand Canyon reservoir with endless serene views day and night. Upon entry, vaulted ceiling in the main living area with custom built-ins. Beautiful natural walnut hardwood flooring and open floor plan leading you straight to the picturesque backyard. Additional upgrades includes dual-pane windows, recess lighting and a remodeled kitchen. The charming backyard is an oasis with custom landscape, water feature and unobstructed views. Two ensuite bedrooms upstairs plus the flex loft, which can be easily converted into a 3rd bedroom. Award winning Irvine schools and top universities like the Concordia University and UCI. Conveniently located near freeway with short access to the Fashion Island and South Coast Plaza. Turtle Rock is well-known for it's well-maintained streets, beautiful walking trails and parks. No mello roos. Schedule your private showing today!

MLS OC25282274

949-222-9911 (Office) veraychang@gmail.com

Est. payment

$12,859/mo

Principal & interestTaxesInsuranceHOA

$9,602$1,978$554$725

Down %

Rate %

Years

Down payment: $379,778 · Total cost: $3,836,430

Mortgage vs rent

Compare estimated owner carrying cost (same loan math as above) to a gross rent estimate from a price-based multiplier (not a comp lease).

Est. carrying cost$12,859/mo

Principal & interest: $9,602
Est. property tax: $1,978
Est. insurance: $554
HOA (normalized / mo): $725
Down payment: $379,778

Est. gross rent$7,912/mo

Gross rent ≈ list price ÷ (20 × 12). Adjust the multiplier to match how you underwrite (typical investor GRM bands are often ~16–24 for SFR, market-dependent).

Rent − carrying cost (illustrative)$-4,947/mo

Down payment20%

6.5% APR, 30-year amortization — same P&I formula as the payment calculator above.

Gross rent multiple (annual)20×

Not financial advice. Mortgage uses standard amortizing P&I; taxes and insurance are rough California-style estimates (1.25% / yr tax, 0.35% / yr insurance). Rent is gross (no vacancy or management); actual market rent requires comps or a lease listing.

Virtual Tour

Explore 3D Space

Opens interactive virtual tour

Price History

Event	Date	Price	Change
Listed	Feb 11, 2026	$1,898,888	—

Facts & Features

Transaction Data

HOA Fee$725/monthly

Structure & Property

Year Built1985

Garage Spaces2

949-222-9911 (Office) veraychang@gmail.com

Sale & Tax History

No Recent Sales History

We didn't find any closed transactions for this property in the last 5 years.

Location

15 Baristo, Irvine, CA 92612

Get Directions

Call

15 Baristo Irvine, CA 92612

About this home

Vera Chang

Est. monthly payment

Mortgage vs rent

Virtual Tour

Price History

Facts & Features

Transaction Data

Structure & Property

Vera Chang

Sale & Tax History

No Recent Sales History

Location

Location

Open Houses

Listing Agent

Presented by Belmont Brokerage Inc.

15 Baristo, Irvine, CA 92612

About This Property

Property Photos

15 Baristo Irvine, CA 92612

About this home

Vera Chang

Est. monthly payment

Mortgage vs rent

Virtual Tour

Price History

Facts & Features

Transaction Data

Structure & Property

Vera Chang

Sale & Tax History

No Recent Sales History

Location

Location

Open Houses

Listing Agent

Presented by Belmont Brokerage Inc.